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Property profile & analytics
OFF-MARKET
Estimated value
$4,500,000
Retail properties & Spaces
195 Paulsen Rd, Watsonville, CA 95076-1320
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-1813453
Property profile
Verified
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Lot
13.61 ac (592,852 SF)
Zoning code
CA
APN
051-012-28
UPID
US09-1813453
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Benary-Ernst America Breeding Big Box & Wholesale Store
-
Hydra-Point Plant Growers, Inc Garden Center Landscaping
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.50M
Owner & transaction history
Melody Lane LLC · 1 yrs held
Melody Lane LLC
since 2024
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
CA · Watsonville, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Watsonville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watsonville submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$4,500,000
ML approach
$4,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.50M
Range $4.05M – $4.95M · ±10% · vs last sale $4.50M (Dec 16 2024)
Last sale anchor
$4.50M
Dec 16 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$66,809
Tax year 2024
Assessed value
$1,647,652
Assessed 2024
Previous assessed
$1,647,652
+0.0% YoY
Effective rate
4.05%
On assessed value
Assessed land
$352,189
Assessed improvement
$1,295,463
Applied tax rate
69.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Status
Off-Market
Heating
NONE
Lot
13.61 ac (592,852 SF)
Zoning code
CA
APN
051-012-28
UPID
US09-1813453
Jurisdiction
SANTA CRUZ
Zoning & alternative use
CA · Watsonville, CA
Zoning CA · permitted uses
CA · Watsonville, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watsonville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
13.61 ac
Current owner
From public records · entity-resolved
Melody Lane LLC
Entity
Mailing address
195 PAULSEN RD, WATSONVILLE, CA 95076-1320
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2024
$4,500,000
Melody Lane LLC
Ernst Benary Of America INC
Grant Deed
$4,550,000 · American Agcredit Aca
Jul 18, 2011
$2,500,000
Ernst Benary Of America INC
Groot P & E Family Trust
Grant Deed
—
Feb 1, 2007
—
Groot P & E Family Tust
—
Deed Of Trust
related
$9,615,000 · Bank Of The West
Oct 7, 1997
—
David V Vanni
Vanni,valerie
Quit Claim Deed
related
—
Jun 30, 1995
—
Vanni Trust
Vanni,donald E & Sharon L
Quit Claim Deed
related
—
—
—
Groot P & E Family Trust
—
Deed Of Trust
related
$802,000 · American Agcredit Flca
—
—
Groot Trust
—
Deed Of Trust
related
$1,531,915 · Farm Credit Svc Southern Calif
—
—
Groot P & E Family Trust
—
Deed Of Trust
related
—
—
—
Groot P & E Family Trust
—
Deed Of Trust
related
—
—
—
Groot Trust
—
Deed Of Trust
related
$455,000 · Vanni Nursery
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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